Peckham Rye · Southwark · Lewisham West and East Dulwich constituency · 51.45597, -0.04649

SE23 3RF— Peckham Rye, Southwark

Location and area intelligence for SE23 3RF, Peckham Rye, Southwark

The family fortress

 

Schools 100%Safety 84/100Transport 39/100Yield 5.72%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
84
Schools
100
Transport
39
Environment
78
Investment
56

The bottom line

SE23 3RF offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £382,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE23 3RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-26.5% vs London avg
vs London income+10.0% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SE23 3RF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE23 3RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ivydale Primary School

Not yet inspected · 5 min walk

KS2: 106.1

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 8 min walk

P8: +0.41A8: 54.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 5 min walk

5 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

48.3 incidents per 1,000 residents

Better than 64% of London
→ Stable

-56% vs borough

Crime by type

Violence & sexual offences29%
Other21%
Anti-social behaviour19%
Vehicle crime17%
Burglary8%
Drug offences2%
Robbery2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.5km

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£382,000

Median sale price

27% below London median

£382,000 is 27% below the London median (£520,000)

+26.6%

This year

Flat

Dominant type

Price history

5-year change
+19.4%
Sales (24 months)5
New build0.0%
Avg terraced£580,000
Avg flat£381,000
Price per m²£5,148/m²
Price per ft²£478/ft²
Avg floor area78.4 m²

EPC breakdown

B
1%
C
16%
D
11%
E
4%

Based on 32 properties · Confidence: high

Street mix

Terraced 13%Flat 87%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Stamp duty

Standard buyer£6,600
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,060

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.3×

Price-to-income

£1,911/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£196,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.3%

Total change

+663%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.9%

per year

Acceleration

+41.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 42 sales

Property Type Mix

Total: 42 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£63k£69k+8.7%1.3
Post-dot-com plateau2001–2003£82k£125k+52.4%3
Pre-crash peak2005–2006£137k£150k+9.5%3
GFC & correction2009–2009£140k£140k+0%1
Help-to-Buy recovery2013–2015£196k£245k+25.3%2
Brexit uncertainty2017–2019£328k£330k+0.8%2
Pandemic surge2021–2021£320k£320k+0%4
Rate-rise correction2023–2023£345k£345k+0%1
Current market2024–2026£380k£481k+26.6%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Honor Oak Park→ London Bridge· 6 tph
15 min

Nearby stations

Honor Oak Park Rail StationWindrush · Southern
8 min walk
Honor Oak ParkNational Rail
8 min walk
Brockley Rail StationSouthern · Windrush
14 min walk
Forest Hill Rail StationSouthern · Windrush
24 min walk
Queens Road Peckham Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

37

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★37 min
Waterloo50 min ↑
Canary Wharf42 min ↓
City51 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park549m
Santander docks (800m)0
Nearest cycle dock2.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.2 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield850.6 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

18 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Ivy House (463 m)

Nearest supermarketThe Co-operative Food · 366 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

665m

Post office

Nearby shops

Best-one254 m
Ivydale Mini Market268 m
K & M Supermarket303 m
J H Singh Newsagents482 m

Nearby cafes

Fred's647 m
Café Crofton Park662 m
Arlo & Moe676 m
Cafe at the Library699 m

Nearby restaurants

Jerk Garden628 m
EXP Chinese628 m
Wing's Welcome638 m
TR Spice640 m

Nearby pubs

The Ivy House463 m
The Waverley Arms592 m
The Brockley Jack623 m
Jérome's Wine Bar and Shop668 m

Nearby gyms

Club House553 m
Homestall Road Sports Ground701 m
Renaissance yoga & well being1.0 km

Nearby pharmacies

Cheltenham Chemist457 m
Bentley's Chemist636 m
Crofton Park Pharmacy656 m

Nearby health

Crofton Park Dental Practice680 m
Smiles For You734 m
Honor Oak Dentistry751 m
Food hygiene (5-star)58% of 31

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Investment

Investment grade, yield and market outlook

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

71.6

Price growth score

B
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,011m
Crossrail 2 route8,032m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,490 nationally

2,589

Est. population

12,673/km²

72%

Employed

62%

Degree educated

£46,200

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

26%
23%
26%
17%
Under 1826%
18–3423%
35–4926%
50–6417%
65+8%

Tenure

18%
38%
19%
23%
Own outright18%
Own (mortgage)38%
Private rent19%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

59%
18%
White British59%
White Other12%
Asian3%
Black18%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household37%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Social rent23%
Private rent19%

vs. London

Income vs London+10.0%
Price vs London-26.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Planning apps (12 months)
6
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
147 homes · SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4
Pipeline pressure
NONE

Named schemes (500m)

SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4147 homes
completed
Ipswich House, Ipswich House, St Norbert Road, Telegraph Hill, SE471 homes
completed
NASH ROAD SITE, JUNCTION OF, NASH ROAD SITE, JUNCTION OF, NASH ROAD, TURNHAM ROAD, SE444 homes
completed
WISBECH SITE, JUNCTION OF, WISBECH SITE, JUNCTION OF, BROCKLEY WAY, TURNHAM ROAD, SE434 homes
completed
300, 300, Ivydale Road, SE15 3DG26 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
52%
Election year
2026
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Victoria MillsLabour
Renata HamvasLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£382,000)

£6,600

Standard buyer

£0

First-time buyer

Save £6,600

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE23 3RF

Full postcodeSE23 3RF
Postcode districtSE23
BoroughLondon Borough of Southwark
WardPeckham Rye
Latitude51.455966
Longitude-0.046488
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey